What If the Inspection Finds Problems?

Almost every home inspection finds something.

Sometimes it’s minor.

Sometimes it’s significant.

And sometimes you get a report and think:

“Oh my God. What did I just buy?”

Take a breath.

An inspection report is information.

It doesn’t automatically mean you should walk away from the house.

It also doesn’t mean you should ignore everything and keep going.

The next step is to understand what you’ve found.

First: Don’t Panic

Inspection reports can be overwhelming.

There may be dozens of items listed.

That’s because inspectors are documenting what they observe.

Not every item is a deal breaker.

Some things may be normal maintenance.

Some may be relatively inexpensive repairs.

Some may need further evaluation.

Some may be significant.

Your job is to understand the difference.

Start With the Important Issues

Ask:

Is this a safety issue?

Is this a major system problem?

Could this be expensive?

Does it require immediate attention?

Does it need further professional evaluation?

Was this something we already knew about?

These questions help separate the important issues from the minor ones.

You May Need Another Professional

If the inspector identifies a potential structural, electrical, plumbing, HVAC or other specialized concern, you may need someone with specific expertise to evaluate it.

For example:

A structural concern may warrant a structural engineer.

A roofing issue may warrant a roofing professional.

An HVAC concern may warrant an HVAC contractor.

Your inspector can often recommend further evaluation when appropriate.

Don’t ask your real estate broker to diagnose a problem.

That’s not their role.

Then Look at Your Contract

What you can do about an inspection issue depends on the terms of your contract and applicable law.

Your contract may address:

• Inspection rights
• Notice requirements
• Repair requests
• Negotiation
• Deadlines
• Other remedies or procedures

This is why understanding your contract before you get to the inspection is so important.

You May Have Several Options

Depending on your transaction, you may be able to:

Proceed As-Is

You may decide the condition is acceptable.

Maybe the problems are minor.

Maybe you knew about them already.

Maybe you simply don’t believe they’re significant enough to change your decision.

Ask the Seller to Address Certain Issues

Depending on your contract and circumstances, you may negotiate repairs or other solutions.

This doesn’t mean the seller has to agree.

It’s a negotiation.

Request a Credit or Other Financial Adjustment

Depending on the transaction and financing requirements, there may be circumstances where a financial concession is discussed.

Your lender needs to be involved because not every type or amount of concession is permitted under every loan program.

Get Additional Information

Sometimes you don’t know enough yet to make a decision.

That’s okay.

You may need another professional to evaluate the issue before deciding what to do.

Don’t Turn the Inspection Into a Wish List

This is important.

Finding a loose cabinet handle doesn’t necessarily mean you should demand that the seller replace the entire kitchen.

Finding a few minor maintenance items doesn’t mean the seller needs to deliver a brand-new house.

The inspection is about understanding the condition of the property—not getting everything you’ve ever wanted repaired for free.

But Don’t Ignore Significant Problems Either

The opposite is also true.

If there is a serious concern, don’t dismiss it because you love the house.

Get the appropriate information.

Understand the potential cost.

Understand the risk.

Then make an informed decision.

Your Broker’s Job During This Conversation

Your real estate professional can help you understand the real estate side of the negotiation.

They can help you communicate with the other party.

They can help you think through the practical implications of different options.

But they shouldn’t pretend to be a contractor, engineer, inspector or attorney.

Good representation includes knowing when to bring in the right expert.

You Don’t Have to “Win” the Inspection Negotiation

This isn’t necessarily about getting the seller to fix everything.

Your goal is to make a decision that makes sense for you.

Maybe you negotiate.

Maybe you accept the property as-is.

Maybe the seller agrees to certain items.

Maybe you decide the issue is too significant and exercise whatever rights you have under the contract.

There isn’t one answer that works for every buyer.

The Question to Ask Yourself

Instead of asking:

“How do I get the seller to fix everything?”

Ask:

“Knowing what I know now, am I still comfortable buying this home under these circumstances?”

That’s the real question.

And Remember Your Team

Your:

• Inspector
• Real estate broker
• Attorney, when involved
• Lender
• Appropriate repair or specialty professionals

may each have different roles.

Use the right person for the right question.

The Bottom Line

An inspection doesn’t have to be scary.

It’s supposed to give you information.

Sometimes the information is reassuring.

Sometimes it gives you something to think about.

Sometimes it changes the conversation completely.

That’s okay.

Take a breath.

Understand what you’ve found.

Get professional advice where appropriate.

Know your contractual rights and deadlines.

Then make the decision that’s right for you.

Note: Inspection and contract rights vary by state, contract and transaction. This page is educational and is not legal, construction or inspection advice.

Have a Question?

Buying a home comes with a lot of questions. You don’t have to figure everything out on your own.

Have a question about something you read here? Want to talk through your situation? Or just not sure what your next step should be?

I’m happy to help.

Schedule a Time to Talk With Karyn

No pressure. No obligation. Just straight answers.

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